45 Florey Gardens, Aylesbury, Buckinghamshire, HP20 1RW

Description

Two bedroom first floor apartment. Conveniently positioned approximately one mile from the town centre, this two-bedroom apartment offers an excellent opportunity for both investors and owner-occupiers. The property comprises an entrance hall, kitchen, living room, two bedrooms, one benefiting from an en-suite shower room, and a separate family bathroom. Externally, the apartment further benefits from a secure gated parking space.

Accommodation

Entrance hall, living room, kitchen, two bedrooms, one en-suite bathroom, separate family bathroom

Location

Approximately one mile from Aylesbury town centre. Aylesbury railway station is just one mile away, providing regular services to London Marylebone in just over an hour. Supermarkets and a shopping centre are both located less than a mile from the property.

Tenure / Property Information

Investment Analysis

Five completed sales within Florey Gardens range from £188,000 to £222,000, with an average of £199,400. These provide useful local evidence, although bedroom count, condition, floor level and lease details are not supplied for the comparables. A base GDV of £199,400 is therefore a reasonable evidence-led estimate, with the observed comparable range used as low and high scenarios. The guide is £150,000, before the £1,680 buyer premium, £1,200 administration charge and any further costs. The lease was granted for 125 years from 24 December 2006, implying approximately 105 years remaining as at November 2026, subject to confirmation.

Investment Snapshot

Strategy Recommendation

Do not bid solely from the guide price. Treat this as a potential owner-occupier or investment purchase only after confirming condition, lease terms, service-charge and ground-rent liabilities, legal-pack issues and achievable rent. The local sales evidence is supportive, but the missing rental and cost data prevent a reliable investment bid.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a viewing, legal pack and survey before budgeting for any works. Confirm the condition of the kitchen, bathrooms, windows, communal areas and parking arrangements rather than assuming replacement or repair works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV, a 75% refinance would equate to approximately £149,550. However, refurbishment cost, rent, finance costs, leasehold charges and other acquisition costs are not supplied, so cash left in and the feasibility of a BRRR strategy cannot be established. The lease and legal pack should be reviewed before relying on refinancing.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating surplus and borrowing affordability cannot therefore be calculated. The buyer premium and administration charge alone total £2,880, with further possible costs also identified by the auctioneer.

Flip Analysis

The completed sales support a base resale value of approximately £199,400, with observed evidence ranging from £188,000 to £222,000. A flip surplus cannot be calculated because refurbishment costs, finance costs, selling costs and any required legal or transfer costs are unknown.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence is available, so BTL yield and cash flow cannot be assessed.

• Property condition and any refurbishment requirement are not evidenced.

• Leasehold service charge, ground rent and other lease liabilities are not supplied.

• The auctioneer identifies possible additional search, seller-cost reimbursement, legal and transfer fees.

• Comparable bedroom count, condition, floor level and lease details are not supplied, limiting GDV precision.

• Occupancy status is not provided, so vacant possession and any occupier-related issues require confirmation.

Recommendation

Do not bid solely from the guide price. Treat this as a potential owner-occupier or investment purchase only after confirming condition, lease terms, service-charge and ground-rent liabilities, legal-pack issues and achievable rent. The local sales evidence is supportive, but the missing rental and cost data prevent a reliable investment bid.

Strategy Rating

Analysis Confidence

There are five same-development completed sales and clear property and auction details, but the comparables lack detailed specification and there is no supported rental, condition, refurbishment, leasehold-cost or full-fee evidence.